The NSW Independent Planning Commission has approved a 46-storey build-to-rent tower in the centre of Chatswood, supporting a largely car-light residential development next to one of Sydney’s busiest transport interchanges. The decision allows the $163-million Novus on Victoria project to proceed following a detailed assessment process that included agency consultation, public submissions and design review.
The development will deliver 260 purpose-built rental apartments above retail space at 410–416 Victoria Avenue, approximately 50 metres from Chatswood Interchange. The Commission approved the proposal with conditions on 3 March 2026 after receiving more than 150 public submissions, the majority of which opposed the project.
High-Rise Rental Development Planned Near Major Transport Hub
The proposal involves the redevelopment of a 1,050-square-metre site located within the core of the Chatswood CBD. The site sits between the pedestrianised Chatswood Mall on Victoria Avenue, Victor Street and Post Office Lane, placing the project within one of the North Shore’s most active retail and commercial precincts.
The development will comprise a 152-metre tower rising above a podium ranging from two to six storeys. The ground and first floors will contain retail and commercial uses designed to activate the surrounding streets, while the upper levels will accommodate the 260 build-to-rent apartments.
The apartment mix is heavily weighted toward smaller dwellings, reflecting the demographics of the local rental market. The proposal includes 115 studios, 79 one-bedroom apartments, 63 two-bedroom units and three three-bedroom apartments. Construction is expected to commence in 2026 and continue until 2029, generating approximately 221 construction jobs and around 131 ongoing operational roles once complete.
Two basement levels will accommodate building services, storage areas and waste facilities. The project also includes 84 bicycle spaces and a single car-share space, reflecting the site’s proximity to public transport.
Design Competition Shaped the Final Tower
The architectural design of the project was selected through a formal design excellence competition required under the Willoughby Local Environmental Plan. Three architectural firms were invited to participate in the process, with a jury including representatives from the Government Architect NSW and Willoughby City Council selecting the winning scheme.
The final proposal features a slender tower form rising above a stepped podium designed to align with the surrounding streetscape and neighbouring developments. The Commission concluded the building would integrate with the cluster of high-rise towers that already define the Chatswood skyline.
The project complies with the maximum building height control of RL 246.8 metres under the Willoughby LEP. Overshadowing analysis also demonstrated that the development will not create additional shadow impacts on protected public spaces such as the Chatswood Garden of Remembrance or Chatswood Oval during winter solstice hours.
However, the proposal sought a variation to the podium wall height along Victoria Avenue. The Commission accepted the variation, determining that the increased podium height would create a coherent street wall and respond appropriately to the sloping topography of the site.
Strong Community Opposition During Assessment
Community response to the proposal was overwhelmingly negative during the exhibition process. More than 140 objections were submitted during the formal exhibition period, while a total of 154 submissions were later provided directly to the Commission.
Residents raised concerns about a range of potential impacts, including traffic and parking pressure, pedestrian safety, overshadowing, privacy impacts and view loss from surrounding residential buildings. Several submissions also raised concerns about construction impacts on the well-known Chatswood Mall Markets.
Willoughby City Council maintained its objection to the development throughout the assessment process. The council cited concerns relating to built form, tower setbacks, traffic impacts and the potential disruption of market operations during construction.
The Commission also considered view impacts on surrounding residential buildings including Metro Spire, Metro View and The Sebel. While acknowledging that some apartments would experience moderate to significant view loss, the Commission concluded the impacts were consistent with a high-density CBD environment.
Car-Light Living Model Backed by Commission
One of the most notable aspects of the proposal is its minimal car parking provision. The development will include only a single car-share space for the entire building, meaning the project will effectively operate as a car-light residential development.
The Commission accepted this approach due to the exceptional public transport accessibility of the site. The development is located approximately 50 metres from Chatswood Interchange, which provides train, metro and bus connections to a wide range of destinations across Sydney.
The Commission concluded that the location makes the site suitable for a development that prioritises walking, cycling and public transport rather than private vehicle use. The inclusion of bicycle storage and proximity to the CBD’s pedestrian network were also considered supportive of this approach.
Flexibility Applied to Build-to-Rent Design Standards
The Commission also supported several variations from the Apartment Design Guide that are permitted under the Housing SEPP for build-to-rent developments. These variations included smaller studio apartments, reduced balcony sizes and lower internal storage volumes than typically required for standard residential apartments.
The Commission accepted these departures because build-to-rent developments are designed to operate under a centralised management model that provides extensive communal facilities. In this case, the building includes a range of shared resident amenities designed to supplement private apartment spaces.
Communal facilities proposed throughout the building include outdoor terraces, resident lounges, co-working areas, fitness facilities and other shared spaces intended to support long-term rental living. The Commission concluded that the overall amenity offering would still provide a high-quality residential environment appropriate for the Chatswood CBD context.
Commission Finds Public Benefits Outweigh Impacts
In reaching its decision, the Commission found the proposal aligned with broader housing supply objectives at both state and national levels. The project contributes to the National Housing Accord target of delivering 1.2 million new homes across Australia over five years, including 377,000 homes across New South Wales.
The Commission also determined the development was consistent with strategic planning policies encouraging high-density housing close to major public transport hubs. The project’s location within a major commercial centre and next to a multimodal interchange was considered particularly significant.
While acknowledging the concerns raised by residents and the council, the Commission ultimately concluded that the impacts identified did not justify refusing the development. Instead, it determined the project would contribute additional housing supply, support economic activity and reinforce Chatswood’s role as a key high-density centre within Sydney’s metropolitan structure.
Next Steps
The approval includes a range of conditions requiring further design refinement and the preparation of management plans addressing construction impacts, traffic management and public domain works. These conditions are intended to ensure the development can proceed while minimising disruption to surrounding businesses and residents.
Specific measures will also manage impacts on the Chatswood Mall Markets during construction. Conditions restrict high-impact construction activities during peak trading periods and require loading and servicing to occur entirely within the site.
The project is expected to proceed to detailed design and pre-construction planning before building work begins.
Project Team
- Developer: Novus Management Pty Ltd
- Architect: Fender Katsalidis
- Planner: Ethos Urban (a Colliers Company)
- Urban Design Study: AJC Architects
- Transport and Accessibility: Stantec
- Landscape Architect: Land + Form
- ESD Consultant: JHA
- Wind Study: Windtech
- Traffic and Transport Assessment: Stantec
- Economic Impact Assessment: HillPDA
For more information, search the application number (SSD-63324208) on the NSW Independent Planning Commission’s website.
